Introduction
Deciding where to plant your family’s roots or invest your savings in the NCR is a major step. Two areas that consistently jump out are Sector 150 in Noida and Sector 22D along the Yamuna Expressway in Greater Noida. While both options stand out for their robust infrastructure and potential for expansion, their attractiveness hinges on personal lifestyle choices, financial considerations, and the intended duration of investment. Let’s explore all the essential information that you need to know.
Connectivity & Location
Sector 150, Noida, sits along the Noida-Greater Noida Expressway and enjoys seamless connectivity via DND Flyway and Aqua Metro line. It is approximately 30–40 minutes from Delhi’s prime locations that connects Kalindi Kunj to Yamuna Expressway via Sector 150 and has rapid accessibility to future hubs like the upcoming Jewar International Airport, boosting convenience for frequent flyers, and also to Agra through roadways.
In contrast, Sector 22D on the Yamuna Expressway provides direct connectivity from Delhi to Agra via the 165 km-long expressway, with fast links to the Eastern Peripheral Expressway. Moreover, the upcoming Jewar International Airport is just a 20-minute drive away, with the RRTS corridor (Ghaziabad–Jewar) also planned nearby, due to which the region is witnessing an increasing level of integration.
Urban Planning & Infrastructure
Sector 150 is designed in a planned manner, yet remains a far dream to achieve. Sector 150, Noida, was supposed to be a premium and the largest sports city nationwide, with 70% of its land dedicated to sports infrastructure and the rest for residences and other amenities. It’s also said to be the lowest-density residential sector with more green spaces all around. Sector 150 promises to come up with wide boulevards, green spaces, and thoughtfully designed parks, such as the Shaheed Bhagat Singh Park spanning across 42 acres, which is mature and well-built. The development of the TCS new campus in Sector 157 is also going to benefit the commercial activities and rental demand of Sector 150 due to its accessibility and prime location. However, the long-promised sports city and low-density residential area remain uncertain. This is all because of the Rs 9000 Cr swindle reported by the Comptroller and Auditor General in 2021.
Sector 22D, under YEIDA’s 2041 master plan, is a new territory. It is getting lined with smart-city amenities and robust infrastructure, such as internal roads of 40–100 m, reliable drainage, and power, plus plots allocated for schools (upcoming YIEDA school) and hospitals that are yet to begin ahead of the airport, accelerating occupancy. Sector 22D is supposed to be the nearest residential area to the upcoming Jewar International Airport, which is currently at its developmental stage.
Housing Configurations
Sector 150 hosts premium flats of 2, 3, and 4 BHK configurations in gated communities from reputed brands like Tata, Godrej, Birla, ACE, ATS, Eldeco, and Prestige. However, the C&AG report in 2021 pointed out that out of the 113 projects, 71 projects (63%) were either incomplete or partially completed even after ten years of allotment, which were supposed to be completed by 2025 by big players (reputed builders such as Godrej, Prestige, Birla). Out of the 1,30,005 flats sanctioned, Occupancy Certificate (OC) was not issued for 44% of flats, due to which the investors and home-buyers who invested their life’s savings and hard-earned money in the purchase of flats still remain deprived of possession of their apartments. However, as per a few reports, the Noida Authority and Public Accounts Committee (PAC), consisting of senior MLAs, has finally recommended to remove the ban, and approve the revised layout of Sports City project having Luxury housing projects in Sector 150, located along Noida-Greater Expressway that would finally bring some relief to the homebuyers and investors. This area is attractive to families and professionals, mainly IT professionals who would get employed at the new TCS campus that is in the process of development in Noida’s Sector 157.
Sector 22D offers more flexible options, i.e., residential plots (1,800–4,500 sq ft), planned apartments (1,770–3,025 sq ft), and planned 2–4 BHK units in an integrated sector like Purvanchal and ACE, often with possession mostly around the end of 2025 upon completion. However, the CBI’s EO–I team had sought documents related to land allotment and project development for Oasis Realtech’s Grandstand in Sector 22D as reported by YEIDA CEO Arun Vir Singh to TOI on May 2025. Sector 22D is a sector that is beginning to exist and currently lacks livability, but it has good future benefits as it is the only sector lined up in the direction of the Noida International Airport. (Velocityhousing).
Amenities & Lifestyle
In Sector 150, residents have proximity to top-tier schools (Amity, Lotus Valley), multispecialty hospitals (Max, Fortis, Felix), etc. In particular, there are no big schools, colleges, or hospitals in this sector, which is a disadvantage to the residents. The residential properties’ prices being so high, there is also a lack of local markets and street vendors in this area, and the only sources that serve people’s day-to-day needs are the high-end malls (Bhutani City Center 150, Ace Medley Avenue).
Sector 22D is evolving fast. With large-scale amenities like clubhouses, sports facilities, and plots set aside for schools and hospitals by YEIDA, it is becoming increasingly self-sufficient. Sector 22D is well positioned near growing commercial zones, encouraging local employment and lifestyle opportunities such as YEIDA Commercial Belt offering plots for retail and office, close proximity to Buddh International Circuit, well known for motorsports and cultural events. Plus, attractions like Film City and the Olympic Park lie within a striking distance.
Property Rates & Appreciation
According to some sources, such as Housing.com, 99acres, etc. Sector 150’s average property price is approximately ₹12,133/sq ft (Q2 2025), showing an annual growth rate of approx. 3.35% (Housing).
In Sector 22D, property rates are approx. ₹8,100/sq ft, with YEIDA showing (2 – 3)X price appreciation over five years.
Some forecast reports by EstateNCR suggest that Sector 150 may reach ₹18,000/sq ft – ₹22,000/sq ft by 2027, while Yamuna Expressway areas could peak to ₹12,000/sq ft –₹15,000/sq ft (Estate NCR), majorly due to strong connectivity, scarcity of land, and increasingly high demand for housing.
Investment & Return Potential
Sector 150, due to its prime location and strong connectivity to prominent commercial centers, offers consistent price appreciation and strong rental demand mainly from professionals and families. Rental returns hover around ₹30 – ₹40/sq ft per month (Estate NCR).
Whereas, you’ll find that Sector 22D is still in its early stages, yet it offers considerable returns. An early plot or apartment purchase can generate 2X or more ROI, thanks to the airport, expressway, RRTS, and major commercial infrastructure.
Final Take: Which One Should You Choose?
- If you’re looking for a high-end development with strong connectivity
- Opt for Sector 150, Noida, which yet lies on many uncertainties that would only clear up on approval for its revised plans and layouts, legal issues being resolved, correct implementation, etc. You’ll get a fully functional infrastructure, metro connectivity, good schools, and hospitals, but at a high cost of living.
- If you’re someone looking for a long-term play with high growth potential and a self-contained township environment
- Then go for Sector 22D on the Yamuna Expressway. Though still unfolding, it is set to benefit largely from upcoming mega-projects at lower current pricing and good prospects as per the current status.
Conclusion
Sector 150 in Noida stands out, as it has promised to deliver luxurious infrastructure, lifestyle, and vibrant locality, offering its residents high price appreciation and high returns on investment (currently approx. ₹14,500/sq ft is expected to appreciate by 21-48% by 2027) because of its potential low-density environment has significantly increased housing demand.
Strategically positioned as the “Gateway of Noida,” it is the first sector encountered when traveling from Greater Noida to Noida. On the other hand, Sector 22D along the Yamuna Expressway is quickly emerging as a promising hotspot, mainly appealing to the forward-looking buyers. With its proximity to the upcoming Noida International Airport and some major infrastructure projects, property rates here are currently more affordable, hovering around ₹4,000 to ₹6,000/sq ft, but are expected to appreciate significantly, potentially touching ₹9,000 to ₹10,000/sq ft and beyond in the coming years. (Sources –YEIDA, Estate NCR)
(Authored by Namrata)
